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EMERGENCY TIPS:

Why Plumbing Maintenance is Important

Homeowner's insurance generally covers household water damage if
the damage is sudden and accidental, such as damage caused by burst
pipes. It does not cover damage of the sort covered by flood insurance,
i.e., rising water from outside; or damage caused over time by lack of
maintenance.

A water damage claim can be a red flag to insurers as well as to
future homebuyers, signaling a likelihood of repeat water claims. It is
better to maintain a home for water issues than face the risks of
increased insurance costs and reduced home marketability.

Identifying Water Problems

Look at your water bill. By comparing monthly usage figures, you
may get tipped off to a small leak before it becomes a big plumbing
problem. Major, unexplained fluctuations in your water bill are often a
sign of plumbing leaks.

Use a water pressure gauge to determine whether your household
water pressure is set too high. The ideal household water pressure is
60-80 pounds per square inch. (psi), but many homes are set at 100 or
higher. Attach the gauge to an outdoor faucet and turn the water on full
to determine water pressure.

Inspect pipes and fittings each year. Just as you change the
batteries in your smoke detector each year, you should take a few
minutes to inspect under sinks and around washing machines, lavatories,
ice makers and water softeners.

Preventative Maintenance

Know where your water shutoff valve is located and be sure that the
entire family knows how to shut off household water supplies in the
event of a sudden pipe or hose break.

Inspect your plumbing annually. Just as you change the batteries in
your smoke detectors each year, you should inspect your water pipes and
fittings annually. This is a simple check that takes minutes, and could
prevent thousands of dollars in water damage.

Inspect around your water heater, washer, dishwasher, sinks,
lavatories and refrigerator icemaker. If hoses indicate wear, replace
them. Consider replacing hoses to major appliances such as your washer
and dishwasher every two to five years.

When you go on vacation, turn off the water to your washer while
you're out of town. Many homeowners have returned from vacation to find
their washer hoses have burst, flooding their homes.

Never leave the house with appliances, such as dishwashers, washers
or dryers, still operating.

Let faucets connected to vulnerable pipes drip during extremely
cold weather. This keeps the water moving and helps to reduce the chance
of freezing.

If your bathroom has an exhaust fan, be sure to run it while the
shower is on. This helps to remove steam from the room.

Water Pressure

The Uniform Plumbing Code (UPC) calls for water to be delivered to
homes for domestic use at between 35 and 80 psi. Angle stops (valves)
and supply lines as well as appliances are designed to withstand up to
80 pounds per square inch.

Water pressure regulators take the water as it is delivered by the
water district, and regulate it to between 50 and 70 psi. The pieces in
the water pressure regulator that reduce the water pressure are made of
rubber and metal. Over a period of time, they can fail. When the water
pressure regulator fails, water pressure to the home's plumbing
system is allowed to increase. This puts a strain on valves, hoses
and appliances that they were not designed to withstand. Unchecked,
excessive water pressure may cause a rupture in the supply lines or
valves.

A water pressure test gauge can inform the homeowner if water
pressure is excessive. Simply connect the gauge to an outdoor faucet,
and turn on the water to determine the water pressure. Make sure the
faucet used is "regulated". Some outdoor faucets are unregulated. If the
pipe connected to the faucet comes out of the wall, there is a fairly
good chance that faucet is regulated. If the pressure exceeds 80psi,
then there is either a failed pressure reducing vale on the system or no
device at all. In either case, you should contact a licensed plumber to
remedy this situation as excessive pressure besides being a code
violation, will damage supply lines, hoses and faucets.

Generally speaking, replacing the water pressure regulator, including
parts and labor, should cost less than a homeowner's standard $500
deductible. A working water pressure regulator reduces the strain on
plumbing fixtures and increases their service life.

Main Water Shut Off Valve

Every homeowner should locate their main water shut off valve and know how to use it.

There are two types of main water valves: the gate valve and the
ball valve. The gate valve is recognized by its round handle that must
be turned a number of times to open or close the valve. The ball valve
is recognized by its single handle that needs to be turned ¼ turn or 90
degrees, to turn the water on or off.

Your plumbing professional can tell you about the condition of the
main water valve in your home and replace it if necessary.

Angle Stops

Angle stops are valves located under your kitchen and bathroom
sinks, at your washing machine, at the toilet, and refrigerator
icemaker. There are angle stops for both hot and cold water. Most angle
stops are of the gate variety and are made of materials that may fail
over time. Replacement of theses valves is recommended when they are
showing signs of leaking or they have "frozen" in the open position
meaning they can't be turned one way or the other.

Never force a valve that is frozen in position. Consult a plumbing
professional as soon as possible.

These tips are provided as a service from Carsten Plumbing and Rooter Inc.. The information in Carsten
Plumbing and Rooter Inc."emergency
tips" is intended to simplify jobs around the house. Tools, products,
materials, techniques, building codes and local regulations change;
therefore, Carsten Plumbing and
Rooter Inc. assumes no liability for omissions, errors or
the outcome of any project. The reader must always exercise reasonable
caution, follow current codes and regulations that may apply, and is
urged to consult with a licensed professional if in doubt of any
procedures.